What is a seller’s pre-inspection?

Selling a home can feel like juggling a dozen moving parts. If you want fewer surprises, a seller’s pre-inspection lets you find issues early and choose what to fix before you list.

If you decide to sell your property and buy another one at the same time, you may be in the position of looking at inspection reports as a seller and a buyer. In this guide, we’ll explain what a pre-inspection is, how it works, how much it typically costs, its pros and cons, and how it compares to a buyer’s home inspection so you can decide if it’s right for you.

How does a seller’s pre-inspection work?

You may be wondering what a home inspector does that may be helpful to a seller. A seller’s pre-inspection involves a homeowner hiring a professional inspector to examine a property for issues that can be addressed before the seller lists the home on the market. The inspector then provides a report on the issues identified and reasonable next steps to the homeowner. In some cases, the inspector may produce copies for potential buyers.

Common things for inspectors to look at include:

• Exterior (siding and roof)
• Structure, foundation, and framing
• Windows and doors
• Walls and ceilings
• Basements and attics
• Major home systems (HVAC, electrical, plumbing)
• Hazards (mold, poor water quality, lead paint, asbestos)

If you’re unsure where to find a home inspector, you may want to consider looking to the American Society of Home Inspectors or the International Association of Certified Home Inspectors for help finding one.

Home inspection vs. pre-listing inspection

There are a few key differences between a typical home inspection and a pre-listing inspection. The main ones are the audience and timing.

With a pre-listing inspection, the inspector looks at the home before the sellers list it for sale. The report they produce is aimed at the current homeowner, giving them information about potential problems with the home that they could fix before listing the property for sale.

A typical home inspection happens after a buyer makes an offer to purchase a property. The inspector works on the buyer’s behalf and produces the report with them in mind, noting issues that could impact the home’s value, livability, and estimates of how much it will cost to solve the problem.

That gives the buyer enough info to decide whether to proceed with the deal, try to negotiate a lower price, help cover repairs, or withdraw your offer.

Both types of inspection are optional, though some lenders will mandate that buyers hire an inspector.

How much does a seller’s pre-inspection cost?

The average cost of an inspection is about $345, with most inspectors charging bewteen $300 and $425 as of 2025.

The price of a home inspection will depend on a few factors, such as who you hire, where you live, the extent of the inspection, and how big the property is. Some inspectors also offer specialized services, like asbestos or radon inspections, which can come at a higher price.

For example, a 1,000 square-foot home with only one floor and a small basement might be on the lower end of that range. A 4,000 square-foot mansion with three levels will likely cost more to inspect.

Pros of getting a pre-inspection

There are a number of good reasons for home sellers to get a pre-inspection.

You might avoid unpleasant surprises

One of the worst feelings when buying or selling a home is running into something unexpected that delays or scuttles a deal entirely. A pre-inspection can give homeowners more information upfront and help them avoid surprises after they have a buyer under contract.

For example, few buyers will want to buy a home with a failing foundation or plumbing. You could get deep into the home-selling process only to have their inspector find the issue, which could potentially delay the sale.

A pre-inspection gives you time to fix major problems before you get too deep into the process of selling your property.

You can prioritize and address necessary repairs

A home inspection report will contain important information about any issues found in your home and details about how severe the problem is, how urgent it is to fix it, and the approximate cost of repairs. This lets sellers decide whether it’s worth the effort to fix the issue and helps them prioritize problems to repair so buyers won’t ask for further work after their inspection.

You’ll make it tougher for buyers to negotiate

If you find issues with your home before listing it, you can do the needed repairs, then set a fair price for the property, which may make it harder for buyers to negotiate. That can mean getting a higher price for your home, helping you cover any expenses related to preparing the home for sale, and increasing your profit.

You might speed up the sales process

If your home has issues, the buyer may delay closing after an inspection and ask that you make specific repairs before moving forward.

A pre-inspection can let you get those repairs out of the way early, which could reduce the time it takes to sell your house. As a plus, producing a clean pre-inspection report can make potential buyers less worried about the property and encourage them to close on the sale quickly.

Cons of getting a pre-inspection

There are some drawbacks to hiring an inspector before you list your home for sale. It helps to consider them before making a choice about whether to get a pre-inspection.

You’ll have to cover the associated costs

One of the simplest drawbacks of a pre-listing inspection is the cost. Homeowners have to pay for the inspection out of pocket. If the inspector finds any issues, the homeowner will also have to pay for any repairs or fixes they decide to make. In some cases, those repairs may not matter to some buyers or help increase the home’s value at all, so homeowners on tight budgets may decide the inspection isn’t worth it.

You may have to disclose negative findings to buyers

By law, homeowners must disclose certain types of issues that they are aware of when they try to sell their home. For example, homeowners who are aware of lead-based paint or other lead hazards must inform buyers of that fact.

Ordering a pre-listing inspection may raise issues that you are legally obligated to disclose to potential buyers.

That would leave you with two options: spending money out-of-pocket to remediate those problems before listing your home or disclosing them to potential buyers, providing them with leverage when negotiating with you. That could lead to a lower sale price. Either way, your potential profits from the sale will be lower.

The buyer’s inspection might still surprise you

Even if you get a pre-listing inspection, potential buyers may still hire an inspector of their own. There’s no guarantee that the buyer’s inspector won’t find issues your inspector missed, so you still could be surprised by the results of the inspection.

If the buyer’s inspector finds a problem that yours missed, you may find yourself facing expensive repairs, negotiations that lower your home’s sale price, or a delayed closing despite your best efforts.

Should you get a pre-listing inspection?

Deciding whether a pre-listing inspection is right for you can be difficult. When considering the pros and cons, you’ll want to work with a real estate professional who is familiar with your area’s market. They can give you guidance on what is typical for your area and whether a pre-listing inspection could help you.

In general, people who have purchased relatively new homes may decide against a pre-listing inspection, especially if the home still appears to be in good shape.

If you have an older home that could have issues or want to make sure the sale process proceeds quickly and smoothly, a pre-listing inspection may be a good fit.

The bottom line: A pre-inspection can lead to a smoother home sale

A pre-listing inspection allows sellers to hire a professional who will inspect their home and produce a list of potential problems, as well as how to fix them. This can equip homeowners with the information they need to make their home appealing to buyers and ensure that any sale proceeds smoothly. However, inspections mean money out of pocket and may result in homeowners having to pay for costly repairs before they can list their home.

If you’re considering selling your home, you’ll still need somewhere to live. If you’re looking to buy a new home, you can apply for a mortgage with Rocket Mortgage.